Hanger Hill · Ealing · Ealing North constituency · 51.52321, -0.30820

W5 1QA— Hanger Hill, Ealing

Location and area intelligence for W5 1QA, Hanger Hill, Ealing

Strong, well-rated schools nearby

 

Schools 100%Safety 79/100Transport 25/100Low yield 3.29%

Best for: Families, Owner-occupiers

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Strong schools, limited transport — ideal for car-owning families

Liveability
59
Safety
79
Schools
100
Transport
25
Environment
43
Investment
45

The bottom line

W5 1QA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Owner-occupiers who can accept its trade-offs.

The catch: 53 min to waterloo — above average for this zone.

Less suited to Car-free commuters.

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Location

W5 1QA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Suburban
HighOwner occupiers / families
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income+23.8% vs London avg
vs London crime-46.0% vs London avg

Deep-dive guides for W5 1QA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🎓 School Smart🔒 Very Safe

“Strong, well-rated schools nearby”

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How W5 1QA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

100

Education score

Excellent for families
★ Top school within 1km
—

Primary

St Gregory's Catholic Primary School

Not yet inspected · 2 min walk

★★★

Secondary

Ada Lovelace Church of England High School

Outstanding · Inspected Jan 2023 · 14 min walk

P8: +1.41A8: 67.1

100% of local schools rated Good or Outstanding · based on 12 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

South Acton Childrens Centre

Outstanding · 40 min walk

3 primaries · 0 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

35.0 incidents per 1,000 residents

Better than 75% of London
↑ Rising 511.1%

from a low base — still below London average

-52% vs borough

Crime by type

Vehicle crime24%
Other20%
Violence & sexual offences20%
Burglary18%
Anti-social behaviour11%
Drug offences4%
Robbery4%
Theft0%

Stop & search

0.6

per 1,000 residents

→ Stable

trend

Road safety

98

Road safety score

2

Accidents (5yr)

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Ealing Fire Station (G25) · 1.3km

Crime is 46% below London average

Property

Prices, sales volume and market trends

Avg floor area57.7 m²

EPC breakdown

C
6%
D
9%
E
5%

Based on 20 properties · Confidence: medium

Street mix

Flat 93%Other 7%

LHA rates — Outer West London

Shared room£576/mo
1 bedroom£1000/mo
2 bedrooms£1300/mo
3 bedrooms£1475/mo
4 bedrooms£1800/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield854 kWh/kWp/yr
Rebuild cost estimate£144,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1950-1966
WallsCavity wall, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band FAnnual charge £2,824
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

1995–2023 · CAGR

+6%

Total change

+409%

Market Activity

Price Velocity & Acceleration

Current Velocity

+38.8%

per year

Acceleration

+63.22

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £300k–£350k · P75: £125k–£150k · 25 sales

Property Type Mix

Total: 25 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1995–2000£83k£131k+58.8%1.6
Post-dot-com plateau2001–2004£144k£227k+58.2%2
Pre-crash peak2005–2006£224k£225k+0.6%2
GFC & correction2009–2010£180k£260k+44.4%1
Help-to-Buy recovery2015–2015£439k£439k+0%1
Brexit uncertainty2019–2019£410k£410k+0%1
Pandemic surge2020–2021£400k£303k-24.4%1
Rate-rise correction2023–2023£420k£420k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+0.2% alpha

Flat/maisonette+0.2% α
Local
11.5%
District
11.3%

CAGR over 10yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

25out of 100SellerBuyer

Market condition

Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing0
Trend Position75

Transport

1 Jul

Public transport accessibility and links

PTAL 2

Poor

1a
1b
2
3
4
5
6a
6b
Bottom 25% — limited connections
Ealing Broadway226 line
12.1 min walk
Ealing Broadway

Nearby stations

Ealing Broadway Underground StationCentral · District
13 min walk
Ealing Broadway Rail StationGreat Western Railway · Elizabeth line
13 min walk
Ealing BroadwayNational Rail
13 min walk
Hanger Lane Underground StationCentral
17 min walk
West Ealing Rail StationElizabeth line · Great Western Railway
17 min walk
No bus stops within 400m

22

Walkability score

15

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge59 min ↑
Victoria57 min ↑
Waterloo ★53 min
Canary Wharf56 min ↑
City57 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

3

Car parks (800m)

5

EV chargers (800m)

Total spaces (800m)15
Nearest car park641m
Santander docks (800m)0
Nearest cycle dock5.3 km

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterMEDIUM
Medium
Air qualityLOW
NO₂: 38.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 55% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 9.8 km away✗ Not Green Belt✗ Not AONB4% green spaceTree canopy: 70%
Less green space than 82% of London

Nearest SSSI: Syon Park SSSI — 5.3 km

Energy

Solar: 854 kWh/kWp/yr

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,570 hrs/yr

Sunshine

577 mm/yr

Rainfall

23.3°C

Summer avg

2.9°C

Winter avg

Solar yield854.4 kWh/kWp/yr

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE AVENUE SURGERY

102 THE AVENUE, WEST EALING, W13 8LA

12 min walk

82%

Recommend GP

82%

Overall GP experience

1

GPs within 1km

3

Dentists within 1km

5

Care homes (1km)

Nearest hospitalCygnet Hospital Ealing · 798 m
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.9 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

28

Parks (1km)

4

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

1

Pharmacies (800m)

0

Gyms (1km)

7

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Village Inn (475 m)

Nearest supermarketTrustcos · 617 m
5 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
1,284 licensed premises in borough456 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

1

Cinemas (2km)

485m

Post office

Nearby shops

Hook and Cleaver520 m
Pitshanger Village Bakery548 m
Co-op Food560 m
Tesco Express910 m

Nearby cafes

West Side Cafe and Sandwich Bar522 m
Cinnamon525 m
Steak on the Green913 m
Electric Coffee Company959 m

Nearby restaurants

GrillVille487 m
Pizza House508 m
Golden Dragon519 m
Atlantis531 m

Nearby pubs

Village Inn475 m
The Haven Arms905 m
The Wheatsheaf905 m
The Shanakee1.0 km

Nearby gyms

The Brentham Club634 m
Gymbox1.0 km
Triyoga1.0 km

Nearby pharmacies

Ealing Pharmacy479 m
D L Lewis941 m
Savers1.2 km

Nearby health

Pitshanger Dental602 m
St Mark's Medical Centre773 m
Food hygiene (5-star)53% of 45

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
226

High street

E

High street health

Investment

Investment grade, yield and market outlook

45

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,569London avg: £1,950/mo
Gross yield
3.3% (average)London avg: 3.8%Below average yield — bottom 55%
Gentrification score18/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition226

Rental market

Medium

Demand

Medium

Void risk

Mixed owner / renter

Tenant profile

+8.2%

Rent growth (1yr)

Market liquidity

Future outlook

33

Price growth score

D
High

Development pressure

Low

New supply risk

Low-deprivation area

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route14,756m
Crossrail 2 route11,538m

Demographics

16 Jun

Population, deprivation and income

Decile 8/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 26,047 nationally

1,573

Est. population

10,093/km²

62%

Employed

64%

Degree educated

£52,000

Median income

2.1%

Claimant rate

SuburbanHigh densityOwner occupiers / families

52

Community stability

Age profile

24%
15%
25%
17%
19%
Under 1824%
18–3415%
35–4925%
50–6417%
65+19%

Tenure

37%
37%
24%
Own outright37%
Own (mortgage)37%
Private rent24%
Social rent2%
Shared ownership0%

Ethnicity

51%
19%
White British51%
White Other19%
Asian13%
Black3%
Mixed6%
Other8%

Employment & lifestyle

Managerial / professional58%
Routine / semi-routine7%
No car household23%
Unemployed3%
No qualifications9%

Housing tenure (Census 2021)

Private rent24%
Social rent2%

vs. London

Income vs London+23.8%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
No
Listed buildings (800m)
10
Live planning apps (800m)
27
Development activity
high
Residential apps (800m)
5
Commercial apps (800m)
3
Major developments (800m)
1
Planning apps (12 months)
1
Planning apps (3 years)
23
Local approval rate
0%
Borough approval rate
24%
Opportunity area
No
CIL rate (residential)
£120/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
0

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
9
Largest scheme
30 homes · OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W5
Pipeline pressure
NONE

Named schemes (500m)

OLD PEOPLES HOME, CECIL COURT, 71-75, OLD PEOPLES HOME, CECIL COURT, 71-75, EATON RISE, W530 homes
completed
ALEXANDRA HOUSE, ALEXANDRA HOUSE, QUEENS WALK, W518 homes
completed
Servite House 45, Servite House 45, Queens Walk, W5 1TL18 homes
completed
19, 19, Montpelier Road, Ealing, W5 2QT17 homes
completed
The Lindens, The Lindens, Queens Walk, London, W5 1SY16 homes
completed

Politics

Local councillors and MP

Ward majority
Lib Dems
Ward majority vote
13.3%
Election year
2026
MP
James Murray (Labour (Co-op))
MP majority
13,995
Constituency
Ealing Central and Acton

Councillors

Athena ZissimosLib Dems
Fabio ContiConservative
Gregory StaffordConservative

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Key facts for W5 1QA

Full postcodeW5 1QA
Postcode districtW5
BoroughLondon Borough of Ealing
WardHanger Hill
Latitude51.523206
Longitude-0.308201
Parliamentary constituencyEaling North
CountryEngland
RegionGreater London

Trusted official data sources

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National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
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for London
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